A meaningful record of code violations or complaints relative to its peers. More recorded distress than 90% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 26. In ZIP 10459, 52% of residential buildings hold an A and
16% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
No current HPD flags in the latest weekly snapshot: no open violations, no
pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
Patterns
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
7 service requests in the last three years. Most common: Noise (4) · FLOORING/STAIRS (1) · HEAT/HOT WATER (1) · PLUMBING (1).
Filed construction activity
$137,200 in permitted construction work filed since
2016 (2 filings with a declared cost) — a rough measure of how actively
the owner maintains the building. Permit costs cover filed construction work only — they do not
capture routine maintenance or repairs done without a permit.
Rent-stabilization signals
Yes
Built before 1974 (1905)
No
Six or more residential units (2)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit:
request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
Registered with HPD — the names behind the building
Registered owner(s)
963-967 EAST 165TH STREET LLC
Head officer
JAMES GUARINO
Managing agent
ERG PROPERTY MANAGEMENT LLC
Last registered
2025-09-30
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$829,000
$49,740
2026
$934,000
$56,040
2027
$978,000
$58,680
The city's market estimate has risen
18% between tax years 2025 and 2027.
Distances are straight-line, not walking routes. Transit locations from the MTA and
Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
7 311 service requests from this address in the last three years — 1 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong.
Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints
appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box
on this page.
Most recent mortgage recorded against this lot: $588,403 on
2017-03-02 (lender: Signature Bank), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2018-04-02
Agreement $750,000 — from 508 VAN CORTLANDT REALTY LLC; 963-967 EAST 165TH STREET LLC to SIGNATURE BANK
$750,000
2017-03-02
Mortgage $588,403 — from 963-967 165TH STREET LLC; 508 VAN CORTLANDT REALTY LLC to SIGNATURE BANK
$588,403
2017-03-02
Agreement $1,600,000 — from 508 VAN CORTLANDT REALTY LLC; 963-967 165TH STREET LLC to SIGNATURE BANK
$1,600,000
2017-03-02
AL&R $1,600,000 — from 963-967 165TH STREET LLC; 508 VAN CORTLANDT REALTY LLC to SIGNATURE BANK
$1,600,000
2014-07-23
Deed $671,676 — from BAEZ, MARGARITA to 963-967 EAST 165TH STREET LLC
$671,676
2014-07-23
AL&R $499,999 — from 963-967 EAST 165TH STREET LLC to SIGNATURE BANK
$499,999
2014-07-23
Mortgage $499,999 — from 963-967 EAST 165TH STREET LLC to SIGNATURE BANK
$499,999
2008-01-17
Deed $690,000 — from EAST 165 & 174 STS. REALTY CORP. to BAEZ, MARGARITA
$690,000
2008-01-17
Mortgage $36,330 — from BAEZ, MARGARITA to SOVEREIGN BANK
$36,330
2008-01-17
Agreement $480,000 — from BAEZ, MARGARITA to SOVEREIGN BANK
$480,000
2006-10-20
Mortgage $450,000 — from EAST 165 & 174 STS. REALTY CORP to SOVEREIGN BANK
$450,000
Ten-year activity
50250
2017
2018
22
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
4
4
2
11
2018
0
0
0
2
0
2
2019
5
5
11
0
1
22
2020
0
0
5
0
2
7
2021
0
1
4
0
1
6
2022
0
0
1
0
1
2
2023
0
0
3
0
1
4
2024
0
0
3
2
0
5
2025
0
1
6
0
1
8
2026
0
0
2
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2021-05-21ECB CLASS - 2 violation: FAILURE TO COMPLY WITH COMMISSIONER'S ORDER CONTAINED IN SUMMONS/VIOLATION #35358238Y ISSUED ON 12/19/2019 AND TO FILE A CERTIFICA$3,125
2021-02-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-02-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-01-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-12-30Bedbug filing: 0 infested units
2020-11-25Boiler inspection
2020-11-19Boiler inspection — defects found
2020-11-03311: HEAT/HOT WATER — ENTIRE BUILDING
2020-11-03Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-02-19311: HEAT/HOT WATER — APARTMENT ONLY
2020-02-19Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2019
2019-12-19ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONST DOCS &/OR APPROVED AMENDMENTS.PREMISES UNDER ALT 2 JOB #220695692 LOC FOLDER.@TIMEOF INSP $1,250
2019-12-17DOB complaint, category ?
2019-12-06Bedbug filing: 0 infested units
2019-11-20Permit EW — ISSUED
2019-11-19Boiler inspection — defects found
2019-11-08DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2017 INSPECTION REPORT
2019-07-22DOB complaint, category ?
2019-07-17311: PLUMBING — WATER SUPPLY
2019-07-17Tenant complaint: PLUMBING — WATER SUPPLY
2019-06-06311: HEAT/HOT WATER — APARTMENT ONLY
2019-06-06Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2019-06-01311: PLUMBING — WATER SUPPLY
2019-06-01Tenant complaint: PLUMBING — WATER SUPPLY
2019-05-23311: Special Projects Inspection Team (SPIT) — Sign/Awning/Marquee - Illegal/No Permit
2019-05-23DOB complaint, category ?
2019-04-26Job filed: HEREWITH SUBMITTING APPLICATION TYPE II FOR INSTALLATION OF NEW MECHANICAL EXHAUST SYSTEM. FIRE SUPPRESSION SYSTEM WILL BE FILED UNDER DIFFERENT APPLI$9,000
2019-04-23311: HEAT/HOT WATER — ENTIRE BUILDING
2019-04-23Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2019-04-16Permit EW — ISSUED
2019-04-16Permit PL — ISSUED
2019-03-21Job filed: A2$128,200
2019-01-17Bedbug filing: 0 infested units
2018
2018-04-02REL — from 963-967 EAST 165TH STREET LLC; 508 VAN CORTLANDT REALTY LLC to SIGNATURE BANK
2018-04-02Agreement $750,000 — from 508 VAN CORTLANDT REALTY LLC; 963-967 EAST 165TH STREET LLC to SIGNATURE BANK$750,000
2017
2017-12-29311: HEAT/HOT WATER — APARTMENT ONLY
2017-12-29Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY